Follow the dollars · Assumption only
A complete cash picture for Dec 10, 2026
Your down payment$38,992Cash toward the purchase price.
Closing costs + prepaids$16,833Not just lender fees.
Before credits & paid funds$55,826The complete starting cash picture.
Estimated remaining funds due at closing
$55,826No credits or earnest money applied yet.
Bridge the purchase gap
From the price to what is still due.
Full purchase gap at closing$38,992.20
Your down payment$38,992.20
Closing costs + prepaids$16,833.41
Total buyer cash needed$55,825.61
Remaining funds due$55,825.61
Closing costs, itemized
Fees first, then prepaids and escrow.
Assumption fee$763.00
Credit report$200.00
Tax service$80.00
UMe assumption specialist (1%)$5,390.00
Title & settlement$1,825.00
Recording fee$100.00
VA funding fee (0.5%)$2,500.04
Home insurance (12 months up front)$2,000.00
Insurance escrow (3 months)$500.00
Property tax escrow (3 months)$1,442.25
Initial HOA (3 months)$35.01
Prepaid interest, first (22 days)$1,998.11
Fees + prepaids$16,833.41
Your down payment is the seller’s equity. You take over the $500,008 balance, so the rest of the $539,000 price is paid at closing. A second mortgage can cover part of it. $55,825.61 is due at closing. Uses and sources reconcile at $555,833.41 each. Not a Closing Disclosure.